Bentonville R-C3 Central Residential High Density District Guide
The R-C3 Central Residential - High Density district in Bentonville encourages high-density urban infill and redevelopment near the downtown square with a maximum building height of 40 feet. The district features minimal setbacks, including zero-foot front and interior side requirements for single-family homes, and requires only one off-street parking space per dwelling unit. Residential development in the Bentonville R-C3 district emphasizes traditional urban design, prioritizing rear-loading garages where alleys are available to maintain a pedestrian-friendly streetscape.
Purpose and Character of the R-C3 District
The R-C3 Central Residential—High Density district is established by the City of Bentonville to provide for high-density residential development and redevelopment in the area generally referred to as "Downtown." This district primarily targets residential areas surrounding the town square and along the commercial corridors of SW A Street and S Main Street [Section 401.07(a)(11)].
The character of the Bentonville R-C3 district is defined by:
- Neighborhood Stabilization: Strengthening existing residential neighborhoods while allowing for significant density increases.
- Urban Infill: Encouraging the development of available lands within the city core.
- Traditional Urban Design: Utilizing design standards that promote a walkable, urban environment and a variety of housing types for different economic levels [Section 401.07(a)(11)].
Permitted Land Uses
The Bentonville R-C3 district allows for a diverse range of residential types and limited community-oriented services.
Residential Uses
- Permitted by Right: Single-family dwellings, two-family dwellings, multi-family dwellings, townhouses (row houses), condominiums, cottage courts, group homes, and assisted living facilities [Section 401.05 Table of Uses].
- Accessory Uses: Accessory dwelling units (ADUs) and Type A home occupations [Section 401.05 Table of Uses].
- Conditional Uses: Type B home occupations [Section 401.05 Table of Uses].
Civic and Institutional Uses
- Permitted by Right: Educational facilities (public or private), libraries, museums, mini-parks, neighborhood parks, and governmental service facilities [Section 401.05 Table of Uses].
- Conditional Uses: Religious facilities, community centers, child care centers, and adult day care [Section 401.05 Table of Uses].
Commercial and Other Uses
Commercial retail is generally prohibited in the R-C3 district, though certain specific uses like urban farms, wireless communication facilities, and utility facilities may be allowed with a conditional use permit [Section 401.05 Table of Uses].
Bulk and Area Standards
Bentonville regulates the intensity of development in the R-C3 district through specific lot size, width, and coverage requirements.
| Standard | Single-Family | Two-Family | Townhouse (Structure) | Multi-Family |
|---|---|---|---|---|
| Min. Lot Area | 3,000 sq. ft. | 7,000 sq. ft. | N/A | N/A |
| Min. Land Area per Unit | N/A | N/A | 1,200 sq. ft. | 1,200 sq. ft. |
| Min. Lot Width | 15 ft. | 15 ft. | 15 ft. per unit | No minimum |
| Max. Lot Coverage (Interior) | 70% | 70% | No maximum | No maximum |
| Max. Lot Coverage (Corner) | 75% | 75% | No maximum | No maximum |
[Section 401.07(b)(1)]
Setback and Height Requirements
The R-C3 district uses minimal setbacks to achieve an urban "street wall" effect common in traditional downtown areas.
| Feature | Front Setback | Interior Side Setback | Exterior Side Setback | Rear Setback |
|---|---|---|---|---|
| Single-Family | 0 ft. | 0 ft. | 5 ft. | 7 ft. |
| Two-Family | 0 ft. | 0 ft. | 5 ft. | 7 ft. |
| Townhouse | 10 ft. | 0 ft. | 10 ft. | 10 ft. |
| Multi-Family | 0 ft. | 0 ft. | 10 ft. | 7 ft. |
| Other Uses | 0 ft. | 7 ft. | 5 ft. | 7 ft. |
[Section 401.07(c)(1)]
Maximum Height: The maximum height allowed for any structure in the Bentonville R-C3 district is 40 feet [Section 401.07(d)(1)].
District-Specific Design and Parking Rules
Bentonville applies specialized parking and garage regulations to the R-C3 district to preserve its urban character.
Parking Requirements
Residential developments in the R-C3 district are required to provide one off-street parking space per dwelling unit. This requirement may be satisfied through on-site parking, on-street parking, or a shared parking agreement [Section 501.06(e)(1)(a)]. Surface parking must be located at the side or rear of the building to ensure that vehicles do not interrupt the pedestrian movement at the front of the structure [Section 501.06(e)(1)(c)].
Garage Regulations
In the R-C3 district, the placement of garages is strictly controlled based on the availability of alleys:
- Alley Access: If a rear alley or private drive exists or is platted, a rear-loading garage is mandatory.
- No Alley Access: If no alley exists, a front-loading garage is permitted but must be pushed toward the rear lot line and recessed a minimum of 6 feet from the front façade of the building [Section 401.07(c)(3)(c)].
Sections Cited
- Section 401.05 Table Of Uses For Zoning Districts
- Section 401.07 Residential (R) Districts Regulations
- Section 501.06 Number Of Off-Street Parking Spaces Required